1301/180 Morphett Street, Adelaide SA 5000
1301/180 Morphett Street, Adelaide SA 5000
Rare sub-penthouse apartment | 3 bed 2 bath 2 car | 295m² on 13th floor | North-facing CBD outlook | Serves premium downsizers
This apartment is positioned as one of the largest and most complete residences within its building, with a configuration that is seen as well above typical city stock. The 3-bedroom, 2-bathroom, 2-car layout is presented on a single level, offering genuine house-like scale in a high-rise setting, while the 13th-floor position and north-facing outlook over Light Square are considered a rare source of openness. It is located in the Adelaide CBD fringe, where walkability to education, dining, and public transport is unmatched. The property is best suited to a high-income owner-occupier or downsizer who is seeking low-maintenance urban living without sacrificing space or parking.
The price may be affected by a limited buyer pool for such a large apartment, as demand is narrower than for typical CBD units. The high-rise setting might deter those wanting private land, though no heritage or flood constraints exist. Fitout quality, building condition, and balcony noise exposure could influence value. New premium apartment supply might shift buyer leverage.
Detailed Independent Property Report prepared by PropCred Analyst team for 1301/180 Morphett Street, Adelaide SA 5000
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
Income Risk
1
Execution Risk
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Market Insight
Adelaide’s CBD (SA 5000) is positioned as a tightly held market underpinned by a diversified economy across health, defence, education and technology. Demand is driven by active buyers—75.3% already in database, 24.7% newly entering—though first-home buyers face an entry house price of $720,000, up 20% year-on-year. The median house price sits at $980,815 with 10.9% annual growth; units average $675,818, growing 11.2%. Conditions favour sellers: house listings are down 1.6% and unit listings 20.5% year-on-year, leaving stock 22% below the five-year average. Sales volumes are 11.1% higher annually, and clearance rates hold at 75.9% across 137 auctions. Gross yields remain modest—3–4% for houses, above 4% for units. Future growth is supported by interest rate cuts, low supply, and relative affordability versus eastern capitals. Key constraints include sharply rising entry prices, slower build completions, and rental pressure easing only gradually as new supply emerges.
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PropCred Estimated Value
Comparable Sales: 402/180 Morphett Street sold $595,000 (2 bed, 1 bath, 1 car) and 611/180 Morphett Street sold $563,833 (2 bed, 58m²) | Property Price Band: $2.1M to $2.2M | Value Drivers: size and layout, north-facing outlook, parking provision
Bedrooms
3
Bathroom
3
Parking
2
Land
349m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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